02-02-2022 Regional Planning Regular Meeting Packet
Hall County Regional
Planning Commission
Wednesday, February 2, 2022
Regular Meeting Packet
Commission Members:
Judd Allan Hall County
Tony Randone Grand Island
Derek Apfel Grand Island
Hector Rubio Grand Island
Leonard Rainforth Hall County
Carla Maurer Doniphan
Dean Kjar Wood River
Robin Hendricksen Grand Island
Jaye Monter Cairo Vice Chairperson
Pat O’Neill Hall County Chairperson
Greg Robb Hall County
Leslie Ruge Alda Secretary
Regional Planning Director: Chad Nabity
Planning Technician:
Rashad Moxey
Administrative Assistant:
Norma Hernandez
6:00 PM
Grand Island Regular Meeting - 2/2/2022 Page 1 / 55
Call to Order
Roll Call
A - SUBMITTAL OF REQUESTS FOR FUTURE ITEMS
Individuals who have appropriate items for City Council consideration should complete the Request for
Future Agenda Items form located at the Information Booth. If the issue can be handled administratively
without Council action, notification will be provided. If the item is scheduled for a meeting or study
session, notification of the date will be given.
B - RESERVE TIME TO SPEAK ON AGENDA ITEMS
This is an opportunity for individuals wishing to provide input on any of tonight's agenda items to reserve
time to speak. Please come forward, state your name and address, and the Agenda topic on which you will
be speaking.
DIRECTOR COMMUNICATION
This is an opportunity for the Director to comment on current events, activities, and issues of interest to
the commission.
Grand Island Regular Meeting - 2/2/2022 Page 2 / 55
Hall County Regional Planning
Commission
Wednesday, February 2, 2022
Regular Meeting
Item A1
Agenda 2-2-22
Staff Contact:
Grand Island Regular Meeting - 2/2/2022 Page 3 / 55
AGENDA AND NOTICE OF MEETING
Wednesday, February 2, 2022
6:00 p.m.
City Hall Council Chambers — Grand Island
1. Call to Order - This is a public meeting subject to the open meetings laws of the State of
Nebraska. The requirements for an open meeting are posted on the wall in this room
and anyone who would like to find out what those are is welcome to read through them.
The Planning Commission may vote to go into Closed Session on any Agenda Item as
allowed by State Law.
The Commission will discuss and may take action on any item listed on this agenda.
The order of items on the agenda may be reorganized by the Chair to facilitate the flow
of the meeting to better accommodate the public.
2. Minutes of the January 5, 2022.
3. Request Time to Speak.
4. Public Hearing – Redevelopment Plan-Grand Island. Public Hearing Concerning a
redevelopment plan for CRA Area No. 1 to allow for redevelopment of property located north
of Bismark Road and east of Cherry Street including Lot 1 of Nikodym Subdivision and Lot 2
of Nikodym Second Subdivision. Grand Island, Hall County, Nebraska. The request calls for
redevelopment of this property for residential uses .and improvements/renovations to the
commercial building on site. Resolution 2022-07 (C-10-2022GI)
5. Public Hearing Proposed Changes to Zoning Ordinance – Doniphan A request
from the Village Board of Doniphan to adopt proposed Section 4.12(a) of the village
zoning ordinance to allow cargo storage containers in certain zoning districts.
6. Final Plat -- Howard-Greeley RPPD Subdivision – Hall County Located east of U.S.
Highway 281 and south of Prairie Road (1 lot, 1.27acres)
7. Directors Report
Comprehensive Plan Update
Hazard Mitigation Plan Update
NPZA Spring Workshop (Virtual) March 18
Grand Island Regular Meeting - 2/2/2022 Page 4 / 55
8. Next Meeting March 2, 2022.
9. Adjourn.
PLEASE NOTE: This meeting is open to the public, and a current agenda is on file at the
office of the Regional Planning Commission, located on the second floor of City Hall in
Grand Island, Nebraska.
Grand Island Regular Meeting - 2/2/2022 Page 5 / 55
Staff Summary February 2022 Page 1
Staff Recommendation Summary
For Regional Planning Commission Meeting
February 2, 2022
4. Public Hearing – Redevelopment Plan-Grand Island. Public Hearing
Concerning a redevelopment plan for CRA Area No. 1 to allow for
redevelopment of property located north of Bismark Road and east of
Cherry Street in Grand Island, Hall County, Nebraska. The request calls
for redevelopment of this property for new residential uses and renovation
of the existing commercial at the site. Resolution 2022-07 (C-17-2022GI)
See Full Recommendation (Hearing, Discussion, Action)
5. Public Hearing – Section 4.12(a) Cargo Storage Containers –
Doniphan – Public hearing and action on a request by the Village of
Doniphan to consider changes to the Doniphan Zoning regulations that
would permit the placement of cargo storage containers on properties
within certain districts in the jurisdiction of the Village of Doniphan. This is
similar to the regulation adopted by Alda in 2017. A motion is in order. (C-
16-22D) (Hearing, Discussion, Action)
6. Final Plat –Howard Greeley RPPD Subdivision- Grand Island-
Located east of U.S. Highway 281 and south of Prairie Road. One lot
1.27 acres. The property is zoned A1 Primary Agriculture Zone. Howard
Greeley Rural Public Power is purchasing the property for a substation
site.
7. Director’s Report
Hazard Mitigation Plan Update City and county staff have been working
with the Central Platte NRD and JEO Consulting on the update of the
Hazard Mitigation Plan.
Comprehensive Plan Update – Grand Island and Hall County The
RFQ was released on January 18. Responses are requested by February
15.
NPZA Spring Workshop – The Nebraska Planning and Zoning
Association Spring workshop is scheduled for March 18. The Planning
Department will be paying the $100 fee that allows unlimited participation
from Planning Commission members.
Next Meeting March 2, 2022.
Grand Island Regular Meeting - 2/2/2022 Page 6 / 55
Hall County Regional Planning
Commission
Wednesday, February 2, 2022
Regular Meeting
Item E1
Minutes Jan 5. 2022
Staff Contact:
Grand Island Regular Meeting - 2/2/2022 Page 7 / 55
THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, GRAND ISLAND,
WOOD RIVER AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN,
NEBRASKA
Minutes
for
January 5, 2022
The meeting of the Regional Planning Commission was held Wednesday, January 5, 2022 at
City Hall – Grand Island, Nebraska. Notice of this meeting appeared in the “Grand Island
Independent” on December 24, 2021.
Present: Leslie Ruge Nick Olson Tyler Doane
Pat O’Neill Leonard Rainforth
Jaye Monter Robin Hendricksen
Greg Robb Tony Randone
Absent: Hector Rubio, Judd Allan and Darrell Nelson
Other:
Staff: Chad Nabity and Rashad Moxey
Press: Brandon Summers
1.Call to order.
Chairman O’Neill called the meeting to order at 6:00 p.m.
O’Neill stated that this was a public meeting subject to the open meetings laws of the
State of Nebraska. She noted that the requirements for an open meeting are posted on
the wall in the room and easily accessible to anyone who may be interested in reading
them.
O’Neill also noted the Planning Commission may vote to go into Closed Session on
any agenda item as allowed by State Law.
The Commission will discuss and may take action on any item listed on this agenda.
Grand Island Regular Meeting - 2/2/2022 Page 8 / 55
The order of items on the agenda may be reorganized by the Chair to facilitate the flow
of the meeting to better accommodate the public.
2. Minutes of the December 1, 2021 meeting.
A motion was made by Rainforth and second by Robb to approve the minutes of
the December 1, 2021 meeting.
The motion carried with nine members voting in favor (O’Neill, Ruge, Olson, Robb,
Monter, Rainforth, Randone, Doane and Hendricksen) and no members voting no.
3.Request Time to Speak.
John Nikodym, 655 South Cherry Street, Grand Island, NE – Item # 7
Keith Marvin, Marvin Planning Consultants - Item #4
Zack Butts, 308 N. Locust, Grand Island, NE – Item #4
Anita Graf, 2404 N. Locust, Grand Island, NE – Item #6
Cathryn Sack, 3122 Brentwood, Grand Island, NE – Item #5
Margaret Pickering, 312 W. 18th Street, Grand Island, NE – Item #6
Cliff Mesner, 1415 16th Street, Central City, NE – Item #6
Amos Anson, 4234 Arizona Ave, Grand Island, NE – Item #4,5,8
4.Public Hearing – Proposed CRA Area #36 – Grand Island – Proposed CRA Area
#36 on either side of Independence Avenue south of Nebraska Highway 2 Resolution
2022-05 (C-11-22-GI)
Chairman O’Neill stepped out of the room due to a conflict of interest..
Vice Chairman Monter opened the public hearing.
Nabity stated the proposed CRA Area #36 is approximately 55.4 acres of property in
northwest Grand Island on either side of Independence Avenue south of Nebraska
Highway 2. The study was conducted by Marvin Planning Consultants. The study
indicated the area could be declared blighted and substandard. If approved, the area that
includes Highland North Subdivision and Northwest Gateway Subdivision will
anticipate to see tax increment financing applications for these developments.
Keith Marvin with Marvin Planning Consultants - stated based on his research the area
does meet the criteria blighted and substandard.
Zack Butts, 308 N. Locust, Grand Island, NE- an attorney representing Amos Anson
talked about all the positive impacts CRA Area #36 would have if declared blighted
and substandard.
Amos Anson, 4234 Arizona Ave, Grand Island, NE – went over the project and was
available for questions.
Vice Chairman Monter closed the public hearing.
Grand Island Regular Meeting - 2/2/2022 Page 9 / 55
A motion was made by Robb and second by Doane to approve the study for CRA Area
#36 as substandard and blighted and Resolution 2022-05.
The motion was carried with eight members voting in favor (Ruge, Olson, Robb,
Monter, Rainforth, Hendricksen, Doane, and Randone) and one member abstaining
(O’Neill).
Chairman O’Neill came back to the room and joined the meeting.
5.Public Hearing – Redevelopment Plan – Grand Island – Public Hearing Concerning
a redevelopment plan for CRA Area No. 1 to allow for redevelopment of property
located at 118 W. 2nd Street (Bartenbach Building) Grand Island, Hall County,
Nebraska. The request calls for redevelopment of this property for commercial and
residential uses. (C-10-2022GI)
O’Neill opened the public hearing.
Nabity stated the redevelopment plan to develop 2nd story residential and 1- first floor
residential to meet ADA requirements. They are proposing to develop a number of
small offices along the alley and commercial space along Locust Street. The project is
eligible for tax increment financing. The redevelopment plan is consistent with the
Comprehensive Plan.
O’Neill closed the public hearing.
A motion was made by Rainforth and second by Hendricksen to approve the
redevelopment plan for CRA Area No. 1 located at 118 W. 2nd Street and
Resolution 2022-06.
The motion carried with nine members voting in favor (O’Neill, Ruge, Olson, Robb,
Monter, Rainforth, Randone, Doane and Hendricksen) and no members voting no.
6.Public Hearing – Rezoning – Grand Island – Public Hearing to consider a change of
zoning for property located north of State and west of Wheeler Avenue from B2
General Business, R3-Medium Density Residential and R-2 Low Density Residential
for property located to R3-SL Medium Density Small Lot Residential. (C-14-22GI)
O’Neill opened the public hearing.
Nabity stated the plan is a request to rezone for property located north of Blessed
Sacrament Church and east of Super Saver. The current zoning on the properties is B-2
General Business, R2 Low Density Residential and R3 Medium Density Residential.
The developers, Mesner Development, has submitted plans to build between 64 and 72
townhome style units on the property. The area is planned for either commercial or
residential use. The proposal is consistent with the comprehensive plan.
Grand Island Regular Meeting - 2/2/2022 Page 10 / 55
Anita Graf, 2404 N. Locust, Grand Island, NE – Anita Graf stated she was present on
behalf of Blessed Sacrament Church and was in favor with the zoning change and
project.
Margaret Pickering, 312 W. 18th Street, Grand Island, NE – Margaret Pickering is
against the project. Margaret stated her concerns. She said this would basically be in
her back yard. Some of the concerns mentioned were safety, amount of traffic and she
stated that they have already had property vandalized/stolen at their home south of this
project.
Cliff Mesner, 1415 16th Street, Central City, NE – Mr. Mesner stated the townhomes
are designed for first time or last time buyers. He explained you will end up with
young couples that are starting a family but you will not have a lot of kids in the
neighborhood. They have seen very few children in the other communities they have
done.
O’Neill closed the public hearing.
A motion was made by Hendrickson and second by Robb to approve a change
of zoning for property located north of State and west of Wheeler Avenue from
B2 General Business, R3-Medium Density Residential and R-2 Low Density
Residential to R3-SL Medium Density Small Lot Residential.
The motion carried with nine members voting in favor (O’Neill, Ruge, Olson, Robb,
Monter, Rainforth, Randone, Doane and Hendricksen) and no members voting no.
7.Public Hearing – Rezoning – Grand Island – Public Hearing to consider a change of
zoning for property located east of Cherry Street and north of Bismark Road from RD
Residential Development Zone to R3 – Medium Density Residential. (C-15-22GI)
O’Neill opened the public hearing
Nabity stated property is located around the old Super Bowl building. They are
proposing to create 47 lots for residential development. The proposed development
will provide a developed buffer between the apartments to the north and the houses
south of Bismark. Staff is recommending approval.
No member of the pubic spoke during the hearing. Mr. Nikodym was available for
questions.
O’Neill closed the public hearing
A motion was made by Ruge and second by Randone to approve the change of
zoning for propery located east of Cherry Street and north of Bismark Road from RD
Residential Development Zone to R3- Medium Density Residential.
The motion carried with nine members voting in favor (O’Neill, Ruge, Olson, Robb,
Monter, Rainforth, Randone, Doane and Hendricksen) and no members voting no.
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8. Public Hearing – Proposed Changes to Zoning Ordinance – Grand Island - Public
Hearing to consider changes to 36-26 Permitted Obstructions in Required Yards, 36-76
Commercial Development Zone, 36-76 TD Travel Development Zone, 36-78 RD
Residential Development Zone and 36-96 Off Street Parking (C-09-22GI)
Chairman O’Neill opened the public hearing.
Nabity stated the building department has asked to bring forward the proposed
changes to 36-26 to allow escape windows as an allowable projection into a setback. It
is required in the building code when complying rooms in basement. Nabity also
stated the changes to 36-76 Commercial Development Zone, 36-76 and 36-78 RD
Residential Development Zone would change the buffer yard requirements for internal
lot line and right of way when the adjoining property is zoned either CD or RD and
allow residential uses in the CD zone. The changes to 36-77 would add recreational
centers and sports fields to current conditional uses. The changes to 36-96 would
make new provisions for collective parking facilities that serve both residential and
commercial properties by allowing a reduction of up to 25% of the required
commercial spaces under certain conditions. The changes to the parking were
discussed with the Planning Commission at the November 2021 meeting and the
Commission recommended bring them back for consideration and potential approval.
No members of the public spoke at the hearing
Chairman O’Neill closed the public hearing.
A motion was made by Olson and second by Ruge to approve the changes to the
Zoning Ordinance 36-26 Permitted Obstructions in Required Yards, 36-76
Commercial Development Zone, 36-76 TD Travel Development Zone, 36-78
RD Residential Development Zone and 36-96 Off Street Parking.
The motion carried with nine members voting in favor (O’Neill, Ruge, Olson, Robb,
Monter, Rainforth, Randone, Doane and Hendricksen) and no members voting no.
Consent Agenda:
9.Preliminary and Final Plat-Grand Island – Nikodym Third Subdivision
10.Final Plat – Grand Island – WWTP Subdivision
11.Final Plat – Grand Island (ETJ) C&C Smith Subdivision
A motion was made by Rainforth and second by Randone to recommend approval of all
items on the consent agenda.
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The motion carried with nine members voting in favor (O’Neill, Ruge, Olson, Robb,
Monter, Rainforth, Randone, Doane and Hendricksen) and no members voting no.
12. Director’s Report
Comprehensive Plan Update
Hazard Mitigation Plan
O’Neill adjourned the meeting at 6:53 p.m.
Next meeting Wednesday, February 2, 2022
___________________________________________
Leslie Ruge, Secretary
By Norma Hernandez
Grand Island Regular Meeting - 2/2/2022 Page 13 / 55
Hall County Regional Planning
Commission
Wednesday, February 2, 2022
Regular Meeting
Item F1
Public Hearing - Redevelopment Plan - Grand Island - Public
Hearing Concerning a redevelopment plan for CRA Area #1 -
Nikodym Second Subdivision
Staff Contact:
Grand Island Regular Meeting - 2/2/2022 Page 14 / 55
Agenda Item #4
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION:
January 26, 2022
SUBJECT:
Redevelopment plan amendment for property located in Blight and Substandard Area 1 for
property located north of Bismark Road and east of Cherry Street (north and east of the
former Super Bowl) in Grand Island, in Hall County, Nebraska to support this development.
(C-17-22GI)
PROPOSAL:
JNIK LLC is proposing to develop 47 residential lots and renovate and repair the old Super
Bowl and the surrounding parking lot. The residential property is zoned R-3 Medium Density
Residential and the Super Bowl is zoned CD Commercial Development Zone. The proposed
uses are permitted in these zoning districts.
OVERVIEW:
The purpose of the CRA and the designated blight and substandard area is to provide
incentives for development in underdeveloped areas of the community. This area has
already been declared blighted and substandard the Grand Island City Council.
This project is consistent with the existing zoning and the future land use plan for this
area within the City of Grand Island. This is evident by the fact that the property is zoned R-
3 Medium Density Residential and CD Commercial Development. The R-3 zone allows
uses such as residential as permitted principal use with a maximum density of 1 unit per
3000 square feet and requires a minimum lot size of 6000 square feet. This is infill
development and creates a buffer between the multifamily residential to the north and single
family development to the south.
The Regional Planning Commission recommendation is limited to the appropriateness of the
proposed use at this location. This proposed facility will be able to connect to city utilities
including sewer and water at this location.
The Planning Commission is required to comment on these applications to confirm that
expenditure of public funds through TIF is not supporting uses that would be inconsistent
with the comprehensive plan. The proposed use for a mixed use development at this
location appears to be supported by the plan.
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RECOMMENDATION:
That the Regional Planning Commission recommends find that the redevelopment plan is
consistent with the Comprehensive Plan (general plan for development) of the city of Grand
Island. A resolution is attached for your consideration.
___________________ Chad Nabity AICP, Planning Director
Grand Island Regular Meeting - 2/2/2022 Page 16 / 55
Nikodym Third Subdivision Area 1 Redevelopment Plan Page 1
Redevelopment Plan Amendment
Grand Island CRA Area 1
January 2022
The Community Redevelopment Authority (CRA) of the City of Grand Island
intends to adopt a Redevelopment Plan Amendment for Area 1 within the city,
pursuant to the Nebraska Community Development Law (the “Act”) and provide
for the financing of a specific project in Area 1.
Executive Summary:
Project Description
THE REDEVELOPMENT OF PROPERTY LOCATED NORTH OF BISMARK ROAD
EAST OF CHERRY STREET INCLUDING 1010 E. BISMARK FOR
DEVELOPMENT OF 47 LOTS FOR DUPLEX AND SINGLE FAMILY DWELLINGS
INCLUDING NECESSARY INFRASTRUCTURE AND GRADING
IMPROVEMENTS.
The use of Tax Increment Financing to aid in redevelopment expenses associated with
necessary and required infrastructure (sewer, water, storm drainage, paving, landscaping,
etc.), grading improvements and site preparation, and planning and legal costs to
redevelop the proposed Nikodym Third Subdivision in the City of Grand Island. The use
of Tax Increment Financing is an integral part of the development plan and necessary to
make this project happen. The project will result in the construction of 47 residential lots
intended for single family detached homes and duplex units in southeast Grand Island
along with improvements to and renovation of the Super Bowl building at 1010 E.
Bismark. It is expected that this project will be developed over the next 10 years.
JNIK, LLC has owned the property for 3 years. Development of the larger portion of this
property was restricted by Council until a plan for development was brought forward.
The residential portion of property is currently vacant and the commercial property is
being used for storage and as a private museum. The developer is responsible for and has
provided evidence that they can secure adequate debt financing to cover the costs
associated with the site work and development if TIF is available to assist with project
financing. The Grand Island Community Redevelopment Authority (CRA) intends to
pledge the ad valorem taxes generated over the 25 year period towards the allowable
costs and associated financing for the acquisition and site work with no portion of ad
valorem taxed divide for a period of more than 15 years.
TAX INCREMENT FINANCING TO PAY FOR THE REHABILITATION OF THE
PROPERTY WILL COME FROM THE FOLLOWING REAL PROPERTY:
Property Description (the “Redevelopment Project Area”)
Legal Descriptions:
Lot 1 Nikodym Subdivision and Lot 1, Nikodym Second Subdivision, City of Grand Island, Hall
County, NE
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Nikodym Third Subdivision Area 1 Redevelopment Plan Page 2
Existing Land Use and Subject Property
Grand Island Regular Meeting - 2/2/2022 Page 18 / 55
Nikodym Third Subdivision Area 1 Redevelopment Plan Page 3
This plan amendment provides for the issuance TIF Notes, the proceeds of which
will be granted to the Redeveloper. The tax increment will be captured for up to 25
tax years the payments for which become delinquent in years 2023 through 2058
inclusive or as otherwise dictated by the contract with no property exceeding 15
years.
The real property ad valorem taxes on the current valuation will continue to be paid
to the normal taxing entities. The increase will come from the construction of single
family and duplex units at this location along with improvements to the commercial
property at 1010 E. Bismark. The developer has submitted a request for approval
of to rezone the residential portion of this property to R3 Medium Density
Residential.
Statutory Pledge of Taxes.
In accordance with Section 18-2147 of the Act and the terms of the Resolution, the
Authority hereby provides that any ad valorem tax on any Lot or Lots located in the
Redevelopment Project Area as for the benefit of any public body be divided for a period
of fifteen years after the effective date of this provision as set forth in the Redevelopment
Contract related to the Redevelopment Project Area, or the resolution providing for the
issuance of the TIF Note, consistent with this Redevelopment Plan Amendment. Said
taxes shall be divided as follows:
a. That portion of the ad valorem tax which is produced by levy at the rate
fixed each year by or for each public body upon the redevelopment project valuation shall
be paid into the funds, of each such public body in the same proportion as all other taxes
collected by or for the bodies; and
b. That portion of the ad valorem tax on real property in the
redevelopment project in excess of such amount, if any, shall be allocated to and, when
collected, paid into a special fund of the Authority to pay the principal of; the interest on,
and any premiums due in connection with the bonds, loans, notes, or advances on money
to, or indebtedness incurred by, whether funded, refunded, assumed, or otherwise,such
Authority for financing or refinancing, in whole or in part, a redevelopment project.
When such bonds, loans, notes, advances of money, or indebtedness including interest
and premium due have been paid, the Authority shall so notify the County Assessor and
County Treasurer and all ad valorem taxes upon real property in such redevelopment
project shall be paid into the funds of the respective public bodies.
Pursuant to Section 18-2150 of the Act, the ad valorem tax so divided is hereby pledged
to the repayment of loans or advances of money, or the incurring of any indebtedness,
whether funded, refunded, assumed, or otherwise, by the CRA to finance or refinance, in
whole or in part, the redevelopment project, including the payment of the principal of,
premium, if any, and interest on such bonds, loans, notes, advances, or indebtedness.
Redevelopment Plan Amendment Complies with the Act:
Grand Island Regular Meeting - 2/2/2022 Page 19 / 55
Nikodym Third Subdivision Area 1 Redevelopment Plan Page 4
The Community Development Law requires that a Redevelopment Plan and Project
consider and comply with a number of requirements. This Plan Amendment meets the
statutory qualifications as set forth below.
1. The Redevelopment Project Area has been declared blighted and substandard by
action of the Grand Island City Council on December 19, 2000.[§18-2109] Such
declaration was made after a public hearing with full compliance with the public
notice requirements of §18-2115 of the Act.
2. Conformation to the General Plan for the Municipality as a whole. [§18-2103 (13)
(a) and §18-2110]
Grand Island adopted a Comprehensive Plan on July 13, 2004. This redevelopment
plan and project are consistent with the Comprehensive Plan as the development around
this area is largely residential and the recreational use previously on the property has
been discontinued. The Hall County Regional Planning Commission held a public
hearing at their meeting on February 2, 2022 and passed Resolution 2022-07
confirming that this project is consistent with the Comprehensive Plan for the City of
Grand Island. The Grand Island Public School District has submitted a formal request to
the Grand Island CRA to notify the District any time a TIF project involving a housing
subdivision and/or apartment complex is proposed within the District. The school
district was notified of this plan amendment at the time it was submitted to the CRA for
initial consideration.
3. The Redevelopment Plan must be sufficiently complete to address the following
items: [§18-2103(13) (b)]
a. Land Acquisition:
This property is currently owned by the proposed developer. There is no proposed
acquisition by the authority.
b. Demolition and Removal of Structures:
There are no significant structures on this property that need to be demolished or
removed.
c. Future Land Use Plan
See the attached map from the 2004 Grand Island Comprehensive Plan. The area
immediately to the north this property is planned for residential use and is occupied by
apartment buildings. The property to the south is planned and zoned for residential
development, commercial development, and recreational development, The Super Bowl
fun center was located there along with a single family home on a large lot with more
typical single family development to the south and west of Bismark and Cherry. The
property to the east is zoned commercially and occupied by single family homes on large
Grand Island Regular Meeting - 2/2/2022 Page 20 / 55
Nikodym Third Subdivision Area 1 Redevelopment Plan Page 5
City of Grand Island Future Land Use Map
Grand Island Regular Meeting - 2/2/2022 Page 21 / 55
Nikodym Third Subdivision Area 1 Redevelopment Plan Page 6
Grand Island Regular Meeting - 2/2/2022 Page 22 / 55
Nikodym Third Subdivision Area 1 Redevelopment Plan Page 7
lots and a landscaping business fronting onto Stuhr road. This property is vacant and was
planned for recreational development when it was part of the Super Bowl complex
though hay has been harvested from it for several years. [§18-2103(b) and §18-2111]
The attached map also is an accurate site plan of the area after redevelopment. [§18-
2111(5)]
d. Changes to zoning, street layouts and grades or building codes or ordinances or
other Planning changes.
The area is zoned RD-Residential Development Zone. Apartment development at up to
42 dwelling units per acre is permitted within this zoning district. The developers are
seeking to change the zoning to allow medium density residential with up to 14 units per
acre. An application to rezone this property has been filed and will be considered by
Council prior to approval of this plan. The property will be replatted with new streets as
part of the development connecting Cherry Street and Bismark Road through the
subdivision. No changes are anticipated in building codes or ordinances. Nor are any
other planning changes contemplated. [§18-2103(b) and §18-2111]
e. Site Coverage and Intensity of Use
The developer is proposing to build on the site within the constraints allowed by both the
current and the proposed zoning districts. The R3 Medium Density residential zone
allows for 1 dwelling unit for every 3000 square feet of lot space and up to 50% of the lot
area can be covered with buildings. [§18-2103(b) and §18-2111]
f. Additional Public Facilities or Utilities
Water and sanitary are available to support this development. The developer will be
responsible for extension of water and sanitary sewer necessary to serve this site.
Development and extension of this infrastructure is one of the primary challenges for this
site.
Electric utilities will be extended throughout the site to support the proposed
development.
No other city utilities would be impacted by the development.
[§18-2103(b) and §18-2111]
4. The Act requires a Redevelopment Plan provide for relocation of individuals and
families displaced as a result of plan implementation. The residential portions of
this property is currently vacant without any residences and the commercial portion
is owned and occupied by the developer that will be renovating the commercial
space no relocation is contemplated or necessary. [§18-2103.02]
Grand Island Regular Meeting - 2/2/2022 Page 23 / 55
Nikodym Third Subdivision Area 1 Redevelopment Plan Page 8
5. No member of the Authority, nor any employee thereof holds any interest in any
property in this Redevelopment Project Area. [§18-2106]
6. Section 18-2114 of the Act requires that the Authority consider:
a. Method and cost of acquisition and preparation for redevelopment and estimated
proceeds from disposal to redevelopers.
Acquisition of the property is included as TIF eligible expense at a cost of $320,000.
Grading, storm water management, utility connections and extensions and similar site
improvements are estimated at $2,041,000. Renovation and upgrades to the Super Bowl
building and property $1,360,000. Planning related expenses for Architecture,
Engineering, Planning services of $110,000. Legal, Developer and Audit Fees including a
reimbursement to the City and the CRA of $60,000 are included as TIF eligible expense.
The total of eligible expenses for this project is $3,891,000.
No property will be transferred to redevelopers by the Authority. The developer will
provide and secure all necessary financing.
b. Statement of proposed method of financing the redevelopment project.
The developer will provide all necessary financing for the project except the financing
provided by the issuance of the TIF Indebtedness. The Authority will assist the project
by granting the sum of $3,831,000 from the proceeds of the TIF Indebtedness issued by
the Authority. This indebtedness will be repaid from the Tax Increment Revenues
generated from the project. TIF revenues shall be made available to repay the original
debt and associated interest according to the approved contract.
c. Statement of feasible method of relocating displaced families.
No families will be displaced as a result of this plan. The property is vacant.
7. Section 18-2113 of the Act requires:
Prior to recommending a redevelopment plan to the governing body for approval, an
authority shall consider whether the proposed land uses and building requirements in the
redevelopment project area are designed with the general purpose of accomplishing, in
conformance with the general plan, a coordinated, adjusted, and harmonious development
of the city and its environs which will, in accordance with present and future needs,
promote health, safety, morals, order, convenience, prosperity, and the general welfare, as
well as efficiency and economy in the process of development, including, among other
things, adequate provision for traffic, vehicular parking, the promotion of safety from
fire, panic, and other dangers, adequate provision for light and air, the promotion of the
healthful and convenient distribution of population, the provision of adequate
transportation, water, sewerage, and other public utilities, schools, parks, recreational and
community facilities, and other public requirements, the promotion of sound design and
Grand Island Regular Meeting - 2/2/2022 Page 24 / 55
Nikodym Third Subdivision Area 1 Redevelopment Plan Page 9
arrangement, the wise and efficient expenditure of public funds, and the prevention of the
recurrence of insanitary or unsafe dwelling accommodations or conditions of blight.
The Authority has considered these elements in proposing this Plan Amendment. This
amendment, in and of itself will promote consistency with the Comprehensive Plan. This
will have the intended result of preventing recurring elements of blighted conditions
including vacant and underutilized building sites.
8. Time Frame for Development
Development of this project is anticipated to be completed between April 2022 and
December of 2032. The developers anticipate creating all of the lots in a single phase
during the 2022 year and build out on those lots to occur within 4 to 10 years depending
on market conditions. Excess valuation should be available for this project for 15 years
on each phase of this project beginning with the 2023 tax year.
9. Justification of Project
This property was rezoned for residential use by Council in 2018 with a restriction that
other than the 1 single family home built between this project and the Super Bowl
building the property would need to come forward with a plan for development prior to
any additional structures being permitted. This plan accommodates residential
development and the extension of streets and utilities to support those residences and
provides a buffer between the more intense apartment uses to the north and the single
family uses on the south side of Bismark. The 2020 housing market study for the City of
Grand Island shows a need of an additional 1400 housing units between 2020 and 2025.
These 47 to 88 units at this location would help meet that goal and spread the housing
developed around the city.
10. Cost Benefit Analysis Section 18-2113 of the Act, further requires the Authority
conduct a cost benefit analysis of the plan amendment in the event that Tax Increment
Financing will be used. This analysis must address specific statutory issues.
As authorized in the Nebraska Community Development Law, §18-2147, Neb. Rev. Stat.
(2012), the City of Grand Island has analyzed the costs and benefits of the proposed
Redevelopment Project, including:
Project Sources and Uses.Approximately $3,831,000 in public funds from tax
increment financing provided by the Grand Island Community Redevelopment Authority
will be required to complete the project.This investment by the Authority will leverage
$14,160,000 in private sector financing; a private investment of $3.70 for every TIF and
grant dollar investment.1 See the Attached Source and Uses of Funds Chart
1 This does not include any investment in personal property at this time.
Grand Island Regular Meeting - 2/2/2022 Page 25 / 55
Nikodym Third Subdivision Area 1 Redevelopment Plan Page 10
Use of Funds.
Description TIF Funds Private Funds Total
Site Acquisition 320,000$ $ 320,000
Building Costs $ 14,100,000 $ 14,100,000
Renovation 1,360,000$
Demolition 500,000$
Sewer $ 360,000 $ 360,000
Water $ 215,500 $ 215,500
Electric $ -
Public Streets/Sidewalks $ 520,500 $ 520,500
Site preparation/Dirt Work $ 220,000 $ 220,000
Architecture/Engineering $ 110,000 $ 110,000
Legal/TIF Contract 60,000$ $ 60,000
Other Site Improvements 165,000$ $ 60,000 $ 225,000
$ -
Total $ 3,831,000 $ 14,160,000 $ 17,991,000
Source of Funds
Tax Revenue. The property to be redeveloped is anticipated to have a January 1, 2021,
valuation of approximately $136,655. Based on the 2021 levy this would result in a real
property tax of approximately $2,787. It is anticipated that the assessed value will
increase by $14,000,000 upon full completion, as a result of the site redevelopment. This
development will result in an estimated tax increase of over $308,233 annually. The tax
increment gained from this Redevelopment Project Area would not be available for use
as city general tax revenues, for the period of the TIF contract or the time as may be
required to amortize the TIF bond, but would be used for eligible private redevelopment
costs to enable this project to be realized.
Estimated 2021 assessed value: $ 136,655
Estimated value after completion $ 14,100,000
Increment value $ 14,000,000
Annual TIF generated (estimated) $ 308,233
TIF bond issue (Not to exceed) $ 3,831,000
(a) Tax shifts resulting from the approval of the use of Tax Increment Financing;
The redevelopment project area currently has an estimated valuation of $136,655.
The proposed redevelopment will create additional valuation of $14,000,000. Taxes will
be shifted to support this project and the infrastructure and renovation that will result in
the additional long term valuation as well as new housing in this part of the community.
The project creates additional valuation that will support taxing entities long after the
project is paid off.
Grand Island Regular Meeting - 2/2/2022 Page 26 / 55
Nikodym Third Subdivision Area 1 Redevelopment Plan Page 11
(b) Public infrastructure and community public service needs impacts and local tax
impacts arising from the approval of the redevelopment project;
No additional public service needs have been identified. Existing water and waste
water facilities will not be negatively impacted by this development. The electric utility
has sufficient capacity to support the development. This development, since it is housing,
may have an impact on Grand Island Public Schools. At this point, the Grand Island
public school system has taken a neutral stance on development not advocating for or
against housing projects proposing to use TIF. This property is in the Dodge Elementary
School area. Fire and police protection are available and should not be negatively
impacted by this development though all new residences and development do have an
incremental impact on fire and police.
(c) Impacts on employers and employees of firms locating or expanding within the
boundaries of the area of the redevelopment project;
This will have minimal impact on employers or employees within the redevelopment
project area. Although it will increase housing choices in southeast Grand Island and
may positively impact recruitment of employees for businesses located in this part of the
community.
(d) Impacts on other employers and employees within the city or village and the
immediate area that are located outside of the boundaries of the area of the
redevelopment project; and
This project will not have a negative impact on other within the Grand Island area.
(e) Impacts on student populations of school districts within the City or Village:
This development will have an impact on the Grand Island School system and
will likely result in additional students at both the elementary and secondary school
levels.
The average number of persons per household in Grand Island for 2015 to 2019
according the American Community Survey is 2.61 (new ACS data is not available and
isn’t expected until March of 2022). If 47 additional houses are built they would house
123 people. According to the 2010 census 19.2% of the population of Grand Island was
over 4 years old and under 18 years old. 2020 census numbers for this population cohort
are not yet available but 27.6% of the 2021 population is less than 18 years of age this is
the same percentage as the under 18 age cohort in 2010. If the averages hold it would be
expected that there would be an additional 24 school age children generated by this
development. As proposed in this development plan the maximum number of units
created could be as many as 88 which would result in 230 people with an average of 44
school age children. If this develops as proposed with at a rate of 10 units per year up to
4.4 children would be added to the district for up to 9 years. These children will likely be
spread over the full school age population from elementary to secondary school.
Grand Island Regular Meeting - 2/2/2022 Page 27 / 55
Nikodym Third Subdivision Area 1 Redevelopment Plan Page 12
According to the National Center for Educational Statistics2 the 2019-20 enrollment for
GIPS was 10,070 students and the cost per student in 2017-18 was $12,351 of that $4,653
is generated locally. The Grand Island Public School System was notified on January 5,
2022 that the CRA would be considering this application at their January 12, 2022
meeting.
(f) Any other impacts determined by the authority to be relevant to the
consideration of costs and benefits arising from the redevelopment project.
This project will provide needed housing in the Grand Island market and spread the
housing to parts of the community other than northwest Grand Island.
Time Frame for Development
Development of this project is anticipated to be completed during between April of 2022
and December of 2032. The base tax year should be calculated on the value of the
property as of January 1, 2022 or the year that an amendment to the contract is filed to
claim additional improvements. Excess valuation should be available for this project for
15 years beginning in 2023 with taxes due in 2024 actual dates will be set based on the
approved contract. Excess valuation will be used to pay the TIF Indebtedness issued by
the CRA per the contract between the CRA and the developer for a period not to exceed
15 years on any portion of the project. Based on the estimates of the expenses detailed
above for creation of the 47 residential lots and rehabilitation of the Super Bowl property
the developer will spend more than $3,831,000 on TIF eligible expenses as part of this
development.
Grand Island Regular Meeting - 2/2/2022 Page 28 / 55
Form Updated 7-25-2019cn Page | 1
BACKGROUND INFORMATION RELATIVE TO
TAX INCREMENT FINANCING REQUEST
Project Redeveloper Information
Business Name:
______________________________________________________________
Address:
_______________________________________________________________
Telephone No.: __________________________ Fax No.: _______________
Email: _________________________________________________________
Contact:
_______________________________________________________________
Application Submission Date:
Brief Description of Applicant’s Business:__
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________
Legal Description/Address of Proposed Project
Community Redevelopment Area Number ________
Grand Island Regular Meeting - 2/2/2022 Page 29 / 55
Form Updated 7-25-2019cn Page | 2
Present Ownership Proposed Project Site:
________________________________________________________________
_____________________________________
Is purchase of the site contingent on Tax Increment Financing Approval? Yes No
Proposed Project: Building square footage, size of property, description of buildings –
materials, etc. Please attach site plan, if available.
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________
If Property is to be Subdivided, Show Division Planned: See attached plan
VI.Estimated Project Costs:
Acquisition Costs:
A. Land $ ______________
B. Building $ ______________
Construction Costs:
A. Renovation or Building Costs:$ ______________
B. On-Site Improvements:
Sewer $ ______________
Water $ ______________
Electric $ ______________
Gas $ ______________
Public Streets/Sidewalks $ ______________
Grand Island Regular Meeting - 2/2/2022 Page 30 / 55
Form Updated 7-25-2019cn Page | 3
$ ______________
$ ______________
$ ______________
$ ______________
$ ______________
Private Streets
Trails
Grading/Dirtwork/Fill
Demolition
Other
Total $ ______________
Soft Costs:
A. Architectural & Engineering Fees:$ ______________
B. Financing Fees:$ ______________
C. Legal $ ______________
D.Developer Fees:$ ______________
E. Audit Fees $ ______________
F. Contingency Reserves:$ ______________
G. Other (Please Specify)$ ______________
TOTAL $ ______________
Total Estimated Market Value at Completion: $
Source for Estimated Market Value________________________________________
Source of Financing:
A. Developer Equity:$ ______________
B. Commercial Bank Loan:$ ______________
C.Tax Credits:
1. N.I.F.A.$ ______________
2. Historic Tax Credits $ ______________
3. New Market Tax Credits $ ______________
4. Opportunity Zone $ ______________
D. Industrial Revenue Bonds:$ ______________
E. Tax Increment Assistance:$ ______________
F. Enhanced Employment Area $ ______________
Concrete Block wall
Grand Island Regular Meeting - 2/2/2022 Page 31 / 55
Form Updated 7-25-2019cn Page | 4
G. Nebraska Housing Trust Fund $ ______________
H. Other $ ______________
Name, Address, Phone & Fax Numbers of Architect, Engineer and General Contractor:
_______________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
____________________________________________________________
Estimated Real Estate Taxes on Project Site Upon Completion of Project:
(Please Show Calculations)
___________________________________________________________
________________________________________________________________
________________________________________________________________
____________________________________________________________
Project Construction Schedule:
Construction Start Date:
_________________________________________________
Construction Completion Date:
___________________________________________
If Phased Project:
_______________________ Year ______________________ % Complete
_______________________ Year ______________________ % Complete
_______________________ Year ______________________ % Complete
_______________________ Year ______________________ % Complete
_______________________ Year ______________________ % Complete
_______________________ Year ______________________ % Complete
Grand Island Regular Meeting - 2/2/2022 Page 32 / 55
Form Updated 7-25-2019cn Page | 5
XII.Please Attach Construction Pro Forma
XIII.Please Attach Annual Income & Expense Pro Forma
(With Appropriate Schedules)
TAX INCREMENT FINANCING REQUEST INFORMATION
Describe Amount and Purpose for Which Tax Increment Financing is Requested:
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
______________________________________________________________
Statement Identifying Financial Gap and Necessity for use of Tax Increment Financing
for Proposed Project: ______________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________
Grand Island Regular Meeting - 2/2/2022 Page 33 / 55
Form Updated 7-25-2019cn Page | 6
Municipal and Corporate References (if applicable). Please identify all other
Municipalities, and other Corporations the Applicant has been involved with, or has
completed developments in, within the last five (5) years, providing contact person,
telephone and fax numbers for each:
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
____________________________________
Post Office Box 1968
Grand Island, Nebraska 68802-1968
Phone: 308 385-5240
Fax: 308 385-5423
Email: cnabity@grand-island.com
Grand Island Regular Meeting - 2/2/2022 Page 34 / 55
Exhibit B
Grand Island Regular Meeting - 2/2/2022 Page 35 / 55
SCOPE OF SERVICES
November 4, 2021
PROJECT DESCRIPTION AND LOCATION
Project Location: Lot 2 Nikodym Third Subdivision,
Grand Island, Nebraska
Project Description: Preliminary and Final Plat for the 13 Acres of lot 2. Design of sanitary
sewer, water main, and roadway extension into the proposed 13-acre
subdivision. Construction phase services including materials testing for
the site improvements.
SCOPE OF SERVICES
Olsson shall provide the following services (Scope of Services) to Client for the Project:
Phase 100 - SURVEY AND PLANNING SERVICES $21,600.00 [Lump Sum]
Task 101 - Topographical Survey - $3,700.00
1.1 Topographic survey to pick up existing site features missing on from the existing survey to
include utility inverts, contours, finish floors and update of any site features.
1.2 Survey to be completed in Nebraska LDP coordinates, NAVD 88 Vertical.
1.3 Nebraska 811 will be contacted to locate all existing utilities on the project site.
1.4 Surveyors will visit the site and record all existing site features using GPS equipment.
1.5 Create a CAD drawing of the existing site, to be used for design of proposed site
improvements.
1.6 Note, detailed survey of existing mini golf and track not included.
Task 102 - Preliminary Plat Design & Submittal - $11,300.00
1.7 Develop residential lot layout for the future Nikodym Third Subdivision (~48 lots).
1.8 Prepare preliminary plat for Nikodym Third Subdivision, including lot, utility, and drainage
plans.
1.9 Evaluate the site drainage for a 10-year storm event. Identify amount needed (if any) and
location of storm water detention for the site.
1.10 Attend a subdivision committee meeting.
1.11 Address City review comments of the preliminary plat.
Task 103 - Final Plat Design & Submittal - $2,800.00
1.12 Prepare Final Plat for Nikodym Third Subdivision (~48 lots).
1.13 Address City comments.
1.14 Submit re-zoning application along with plat.
Task 104 - Set Property Pins - $3,800
1.15 Set property pins for new lots.
Grand Island Regular Meeting - 2/2/2022 Page 36 / 55
Page 2 of 4
PHASE 200 - CIVIL DESIGN SERVICES $35,600.00 [Lump Sum]
Task 201 - Construction Plan Design
2.1 Develop sanitary sewer plan and profile drawings for approx. 1700 LF of sanitary main.
Design the location of manholes and sanitary sewer services.
2.2 Submit sanitary sewer plans to the City of Grand Island and address review comments.
2.3 Submit sanitary sewer plans to NDEE and address review comments.
2.4 Develop water main plan and profile drawings for approx. 1700 LF of water main. Design
location of valves, fittings, fire hydrants and water main services.
2.5 Submit water main plans to the City of Grand Island and address review comments.
2.6 Develop roadway plans for the proposed private drives. 1700 LF of paving.
2.7 Design roadway geometrics, joints, grades and construction details.
2.8 Develop proposed mass site grading plan.
PHASE 300 - CONSTRUCTION PHASE SERVICES [Time and Expense] $37,600 (Estimated)
Task 301 - Bid Phase Services - $1,900.00
3.1 Prepare Notice to Bidders and Issue Documents Develop drive plan and profile plans.
3.2 Answer Questions and Prepare Addenda, as necessary.
3.3 Review and Evaluate Bids.
3.4 Conformed copies of the contract documents, including all insurance and bond forms,
will be prepared by Olsson.
Task 302 - Construction Administration - $3,200.00
3.5 Olsson shall review shop drawings, and other data submitted by the Contractor to
determine compliance with the project drawings and specifications.
3.6 Olsson shall be available to the Contractor as needed for project questions.
3.7 Olsson shall make revisions to the project drawings with any changes in the work
authorized during construction and shall submit a set of record drawings to the Client and
City indicating such changes upon completion of the Project.
Task 303 - Construction Observation - $20,900.00
3.8 Olsson shall provide construction observation, construction testing, and special inspection
services on a daily basis during the construction process. These services will be on a part
time basis during an assumed construction timeframe. Since no schedule has been
provided, Olsson Associates has made an assumption for the construction duration and is
further outlined below:
• 12 weeks of part time construction observation at 15 hours per week to complete
the water main & sanitary sewer.
3.10 Olsson is to provide a Resident Project Representative (and any assistants). The duties
and responsibilities of the Resident Project Representative (and assistants) are set forth in
Exhibit “B”, Duties, Responsibilities and Limitation of Authority of Resident Project
Representatives.
3.11 Olsson will provide soil density testing and concrete testing on this Project. Testing
frequencies have been estimated and are as listed below:
• Soils Proctor: two (2) standard proctors of onsite material shall be obtained and
processed in laboratory for backfill and subgrade base material.
• Compaction Testing: 150 compaction tests have been estimated for, utility backfills
and pavement subgrade material. Note, general site grading testing is excluded.
• Concrete Testing: four (4) concrete tests have been estimated to be performed per
Grand Island Regular Meeting - 2/2/2022 Page 37 / 55
Page 3 of 4
ASTM C-31 for roadway pavement sections.
Task 304 - Construction Survey - $9,800
3.12 Olsson will perform construction staking services for the Client based on the plans
prepared by Olsson. Fees are based on Six (6) round trips to the job site and Olsson will
coordinate with the contractor for scheduling.
• One (1) trip to establish control points for grading
• One (1) trip has been estimated for staking graded offset alignment at 50’ intervals
of the sanitary sewer main along with one offset stake for end of each service with
grade. This does not include staking for dewatering wells.
• One (1) trip has been estimated for staking graded offset alignment at 50’ intervals
of the water main along with one offset stake for the end of each service with
grade.
• One (1) trip has been estimated for staking graded offset alignment at 50’ intervals
for the storm sewer main and two (2) offset stakes with one graded for curb inlets.
• Two (2) trips have been estimated for staking graded offsets at 25’ intervals and at
VPI for full width paving alignment and radius points of the paving. This is only for
paving and does not include any subgrade staking. All items not mentioned above
in the staking scope will be considered additional staking. This includes any and all
re-staking that is requested from contractor or owner.
Task 305 - Project Closeout - $1,800.00
3.13 When the Contractor completes the work in accordance with the terms of the contract
documents, Olsson shall issue an opinion recommending acceptance to the Client and
certify his approval of the Contractor’s request for final payment.
3.14 Olsson shall make revisions to the project drawings with any changes in the work
authorized during construction and shall submit a set of record drawings to the Client
and City indicating such changes upon completion of the Project.
Exclusions
The following services are not included in this proposal but can be provided by Olsson as an additional
service if requested:
• ALTA Survey
• Wetland Delineation and Permitting
• Environmental review, Phase 1
• Easements dedication after the final plat is approved
• Geotechnical Investigation
• City fees (review/platting/zoning)
• Project-related permitting outside of the scope of the proposal and fees.
• Items not specifically included in the Scope of Services above.
Grand Island Regular Meeting - 2/2/2022 Page 38 / 55
Page 4 of 4
Compensation
Phase Description Fee Type Fee
100 Survey and Planning Services Lump Sum $21,600.00
200 Civil Design Services Lump Sum $35,600.00
300 Construction Phase Services Time and Expense* $37,600.00
Total Proposed Fees: $94,800.00
*Time and Expense fee is an estimated fee, based on an assumed construction schedule.
Additional construction service fees may be incurred, should the actual construction schedule
exceed the assumed schedule. Olsson will inform client if the actual construction schedule
begins to impact our estimated fees.
Should Client request work in addition to the Scope of Services, Olsson shall invoice Client for such
additional services (Optional Additional Services) at the standard hourly billing labor rate charged for
those employees actually performing the work, plus reimbursable expenses if any. Olsson shall not
commence work on Optional Additional Services without Client’s prior written approval.
G:\Grand Island\Admin\PROPOSAL\Nykodym\Scope of Services.doc
Grand Island Regular Meeting - 2/2/2022 Page 39 / 55
Description Range
Principal 129.00 -388.00
Project Manager 120.00 -233.00
Project Professional 98.00 -217.00
Assistant Professional 67.00 -155.00
Designer 90.00 -188.00
CAD Operator 54.00 -119.00
Survey 52.00 -166.00
Construction Services 43.00 -233.00
Administrative/Clerical 41.00 -159.00
1.
2.
Olsson Billing Rate Schedule
2021 Labor Rates
Note:
Special Services not included in above categories will be provided on a Special
Labor Rate Schedule
Rates subject to change based upon updates to Billing Rates for upcoming year.
Grand Island Regular Meeting - 2/2/2022 Page 40 / 55
Page 1 of 1
Updated for Year 2021
REIMBURSABLE EXPENSE SCHEDULE
The expenses incurred by Olsson or Olsson's independent professional associates or consultants
directly or indirectly in connection with the Project shall be included in periodic billing as follows:
Classification Cost
Automobiles (Personal Vehicle) $0.56/mile*
Suburban’s and Pick-Ups $0.75/mile*
Automobiles (Olsson Vehicle) $85.00/day
Other Travel or Lodging Cost Actual Cost
Meals Actual Cost
Printing and Duplication including Mylars and Linens
In-House Actual Cost
Outside Actual Cost+10%
Postage & Shipping Charges for Project Related Materials
including Express Mail and Special Delivery Actual Cost
Film and Photo Developing Actual Cost+10%
Telephone and Fax Transmissions Actual Cost+10%
Miscellaneous Materials & Supplies Applicable to this Project Actual Cost+10%
Copies of Deeds, Easements or other Project Related Documents Actual Cost+10%
Fees for Applications or Permits Actual Cost+10%
Sub-Consultants Actual Cost+10%
Taxes Levied on Services and Reimbursable Expenses Actual Cost
*Rates consistent with the IRS Mileage Rate Reimbursement Guidelines (Subject to Change).
Grand Island Regular Meeting - 2/2/2022 Page 41 / 55
LOT 1
LOT 2
LOT 3
12667± SF
0.291± AC1
8
2
.
2
1
'
125.67'138.85'43.27'
6323± SF
0.145± AC
6000± SF
0.138± AC
6000± SF
0.138± AC
6000± SF
0.138± AC
6000± SF
0.138± AC
6000± SF
0.138± AC
6000± SF
0.138± AC
6000± SF
0.138± AC
6000± SF
0.138± AC
6000± SF
0.138± AC
6000± SF
0.138± AC
6000± SF
0.138± AC
6000± SF
0.138± AC
6000± SF
0.138± AC
6000± SF
0.138± AC
6000± SF
0.138± AC
6000± SF
0.138± AC
6000± SF
0.138± AC
8832± SF
0.203± AC
12416± SF
0.285± AC
8735± SF
0.201± AC
8735± SF
0.201± AC
8735± SF
0.201± AC
8735± SF
0.201± AC
8735± SF
0.201± AC
8735± SF
0.201± AC
8735± SF
0.201± AC
8796± SF
0.202± AC
6632± SF
0.152± AC
7902± SF
0.181± AC
7875± SF
0.181± AC
7848± SF
0.180± AC
7822± SF
0.180± AC
7795± SF
0.179± AC
7768± SF
0.178± AC
7937± SF
0.182± AC
8034± SF
0.184± AC
9896± SF
0.227± AC
28871± SF
0.663± AC
25556± SF
0.587± AC
25643± SF
0.589± AC
25730± SF
0.591± AC
25817± SF
0.593± AC
33596± SF
0.771± AC
39.14'
50.00'120.00'15.70'50.00'
50.00'120.00'50.00'
50.00'120.00'50.00'
50.00'120.00'50.00'
50.00'120.00'50.00'
50.00'120.00'50.00'
50.00'120.00'50.00'
50.00'120.00'50.00'
50.00'120.00'50.00'
50.00'120.00'50.00'
50.00'120.00'50.00'
50.00'120.00'50.00'
50.00'120.00'50.00'
50.00'120.00'50.00'
50.00'120.00'50.00'
50.00'120.00'50.00'
50.00'120.00'50.00'
50.00'120.00'26.85'
120.34'152.12'39.77'19.08'158.93'113.45'77.00'77.00'113.45'77.00'77.00'113.45'77.00'77.00'113.45'77.00'77.00'113.45'77.00'77.00'113.45'77.00'77.00'113.45'77.00'77.00'113.45'77.00'77.00'113.45'77.00'77.00'113.45'77.00'78.06'113.45'
73.07'91.06'73.45'90.00'112.69'70.00'70.00'112.31'70.00'70.00'111.93'70.00'70.00'111.55'70.00'70.00'111.16'70.00'70.00'110.78'70.00'70.00'115.02'70.00'28.03'4.70'41.98'114.39'70.00'70.00'47.53'98.00'64.04'70
.
4
5
'
124.74'
124.74'231.93'110.00'
110.00'232.72'233.51'110.00'
110.00'
110.00'
110.00'234.30'110.00'
110.00'235.09'136.68'
83.05'
2
32
.
3
9
'
66.50'
LOT 2
LOT 55
2± SF
0.000± AC
LOT 57
3± SF
0.000± AC
LOT 59
8735± SF
0.201± AC
LOT 60
8735± SF
0.201± AC
SHEET REVISIONSNO.REV.DATEREVISIONS DESCRIPTIONproject no.:
approved by:
checked by:
drawn by:
drawing no.:
QA/QC by:
date:www.olsson.comTEL 308.384.8750201 East 2nd StreetGrand Island, NE 68801NYKODYM SITE LAYOUTGRAND ISLAND, NEBRASKA20211
Exhibit "A"
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Resolution Number 2022-07
HALL COUNTY REGIONAL PLANNING COMMISSION
A RESOLUTION RECOMMENDING APPROVAL OF AN AMENDMENT TO A
REDEVELOPMENT PLAN IN THE CITY OF GRAND ISLAND, NEBRASKA;
AND APPROVAL OF RELATED ACTIONS
WHEREAS, the Chairman and Board of the Community Redevelopment Authority of the City of
Grand Island, Nebraska (the “Authority”), referred the amendment of the Redevelopment Plan for
CRA Area 1 requested by JNIK, LLC to the Hall County Regional Planning Commission, (the
“Commission”) for review and recommendation as to its conformity with the general plan for the
development of the City of Grand Island, Hall County, Nebraska, pursuant to Section 18-2112 of the
Community Development Law, Chapter 18, Article 21, Reissue Revised Statutes of Nebraska, as
amended (the “Act”); and
WHEREAS, the Commission held a public hearing on the proposed plan on February 2, 2022, and
WHEREAS, the chair or president of Hall County Board, Grand Island School Board, Central
Platte Natural Resources District, Educational Service Unit #10 and Central Community College were
notified by certified mail of said hearing, and
WHEREAS, the Commission advertised the time, date and location public hearing in the Grand
Island Independent on Friday January 11th and Friday January 18th, and
WHEREAS, there are no Neighborhood Associations registered with the City of Grand Island, and
WHEREAS, the Commission has reviewed said Redevelopment Plan as to its conformity with
the general plan for the development of the City of Grand Island, Hall County;
NOW, THEREFORE, BE IT RESOLVED BY THE HALL COUNTY REGIONAL
PLANNING COMMISSION AS FOLLOWS:
Section 1. The Commission hereby recommends approval of the Redevelopment Plan finding that
it is in conformance with the comprehensive development plan (general plan for development) for the
City of Grand Island.
Section 2. All prior resolutions of the Commission in conflict with the terms and provisions of this
resolution are hereby expressly repealed to the extent of such conflicts.
Section 3. This resolution shall be in full force and effect from and after its passage as provided by
law.
DATED: February 2, 2022
HALL COUNTY REGIONAL PLANNING
COMMISSION
ATTEST:By: ___________________________________
Chair
By: ___________________________________
Secretary
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Hall County Regional Planning
Commission
Wednesday, February 2, 2022
Regular Meeting
Item F2
Public Hearing - Proposed changes to Zoning Ordinance -
Doniphan
Staff Contact:
Grand Island Regular Meeting - 2/2/2022 Page 45 / 55
Agenda Item #5
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
COMMISSION:
January 27, 2022
SUBJECT:
Concerning proposed amendments to the Zoning Ordinance for the Village of
Doniphan and its one-mile extra-territorial jurisdiction. Amendments to be
considered pertain to Article 4 and would add Section 4.12(a) of the Doniphan
Zoning Ordinance defining Cargo Storage Containers and the regulations
pertaining to the placement of such containers on property. (C-16-2022D)
PROPOSAL:
The Doniphan Village Board has forwarded the proposed additions to the
Doniphan Zoning Regulations for review and recommendation by the Regional
Planning Commission. The Village has been dealing with issues regarding the
use and placement of cargo containers on property within its jurisdiction. The
proposed amendment is designed to provide clear direction to citizens and
village staff regarding this use on property within the jurisdiction of the Village.
The proposed amendment is similar in nature to changes that were proposed
and approved for the Village of Alda in 2017.
OVERVIEW:
The proposed changes would add Section 4.12(A) to Article 4 of the Doniphan
Zoning Regulations as shown in the attachment.
A Cargo Container shall not be permitted in Residential Zoning districts. A Cargo
Container shall be treated in the same manner as an accessory building that may
be placed in either GC - General Commercial District; HC - Highway Commercial
District; I-1 - Light Industrial District; AG - Agricultural District; or TA - Transitional
Agricultural District, with additional conditions. Only one container would be
permitted unless approval is granted by the Village Board for more than one
container. Containers in place for more than six months must be anchored. All
containers must be kept free from dents, rust and graffiti and painted to blend in
with surrounding structures. Containers cannot be used for as a housing unit or
for animal containment or kennels.
The specific proposed language is shown below:
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SECTION 4.12(A) CARGO STORAGE CONTAINERS
4.12(A).01 Cargo Storage Containers are defined as an
industrial, standardized, reusable, enclosed container that is not
permanently attached to a semi-trailer and wheels:
(a) Originally, specifically or formerly designed for or used in
the packing, shipping, movement or transportation of
freight, articles, goods or commodities;
(b) Designed for a capable of being mounted or moved on a
rail car; and/or
(c) Designed for or capable of being mounted on a chassis for
movement by truck, train or loaded on a ship.
4.12(A).02 A Cargo Container shall not be permitted in
Residential Zoning districts. A Cargo Container shall be treated in
the same manner as an accessory building that may be placed in
either GC - General Commercial District; HC - Highway
Commercial District; I-1 - Light Industrial District; I-2 - Heavy
Industrial District; AG - Agricultural District; or TA - Transitional
Agricultural District, with the following additional conditions:.
(a) Only one (1) Cargo Storage Container shall
be permitted per lot unless a request for the placement of more
than one (1) Cargo Storage Container shall have first been
presented to the Doniphan Village Board of Trustees and
approved.
(b) A Cargo Storage Container shall be free of dents, rust
and/or graffiti and shall be maintained in good condition
and painted to blend in with other structures.
(c) It shall not be permissible to stack Cargo Storage
Containers.
(d) A Cargo Storage Container cannot exceed
dimensions of 9 feet 6 inches in height by 8 feet in width
by 40 feet in length and shall not encroach upon any
applicable setback requirement applicable to the zoning
district on which such Cargo Storage Container is placed.
(e) A Cargo Storage Container shall be permanently and
adequately anchored if it shall remain on a lot in excess of
six (6) months.
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(f) A Cargo Storage Container shall be securely locked at all
times, other than during actual loading or unloading.
(g) If the Cargo Storage Container is its unaltered condition is
airtight an air vent must be installed.
(h) Under no circumstances shall a Cargo Storage Container be
used as a dwelling unit, housing unit, pet housing, animal
containment unit or kennel and no sales shall be conducted
from a Cargo Storage Container.
RECOMMENDATION:
That the Regional Planning Commission recommend that the Doniphan
approve the changes to the Doniphan Village Code as requested.
___________________ Chad Nabity AICP, Planning Director
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Hall County Regional Planning
Commission
Wednesday, February 2, 2022
Regular Meeting
Item J1
Final Plat - Howard - Greely RPPD Subdivision - Hall County
Staff Contact:
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PRAIRIE RD W PRAIRIE RD E
US HIGHWAY 281 NUS HIGHWAY 281 NHoward GreeleyCountySubdivision
®
Scale: NONEFor Illustration Purposes
PROPOSED SUBDIVISIONAERIAL MAP
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